There's no such thing as a "perfect" sewer line.
For years in our robust and appreciating housing market, unless sewage was actively backing up into the basement, sellers had the ability to push back and shut down requests for sewer line repairs.
But with a softer market comes new realities, including more complex and difficult inspection negotiations. Buyers today simply won't tolerate deficiencies they may have been willing to accept when competing with multiple offers during the "glory years".
Why has this happened? And how long will this continue to be an issue in the Denver housing market?
First, let's start with some history.
Up until the late 1980s, most sewer lines in the Denver metro area were traditionally 3 to 5 foot segments of clay pipe sleeved together with rubber joints. This allowed for some ground movement (without shattering the pipe), but over time these lines can shift, roots can get into the line and eventually many of them fail.
Since the late 1980s, most sewer line installations have been continuous runs of plastic pipe. This more sturdy plastic material can benf and adapt to some soil shifting, although "'bellies" can still form in the line and become an issue.
But as a generalization, you're going to find substantial imperfections in at least 50% of the old clay pipes and probably 20% of the newer plastic lines.
One major distinction here is that sewer line evaluations can be very subjective. What "company A" says is a defect needing repair or replacement may be considered entirely functional by "company B". And who scopes your line is also a really big deal. Under most circumstances it is risky (at best) to hire companies to scope sewer lines that also do repairs, because the conflict of interest here is obvious.
When it comes to repairs, now you have another variable. There are certain predatory "big box" plumbing companies that will be happy to charge 3 - 5 times what smaller, more nimble repair companies will charge for the same repair.
Some companies will automatically default to replacing the entire line, which involves digging up the sidewalk and burrowing down 8 - 12 feet into the street. We're talking $15k - $25k most of the time for this type of repair.
If a repair will do the trick and the crack or break is located in the yard (and not under the sidewalk or street)... you might be looking at $4k - $6k (or $15k if you hire a big box plumber).
I have looked at 1000+ sewer scopes through the years and I usually have a pretty good idea what's a legitimate concern and what is scaremongering. I also know which companies you DO NOT want anywhere near your sewer line (unless you're comfortable signing over your house to them).
How long will sewer line issues be a major point of contention in home inspections? For over a decade, our housing market was among the most robust in the nation and sellers simply said "no" to most repair requests. As a result, not only do you have a higher number of older lines failing due to age, but you have a decade or more of "catching up" to do on repairs that should have been made (but were not) when homes sold between 2010 - 2022.
Add it all up, and it's just another challenge for sellers already trying to navigate a difficult market. For buyers, it's okay to dig your heels in when circumstances call for it. And whether you're buying or selling, it's critical to make sure you have an honest, reputable vendor running that camera through the line.
The "sewer line blues" will continue to be a thing until our market heats up again. Reality is, almost every sewer line has some imperfections to it. Lines with minor defects or hairline cracks can often continue worked well for decades, as long as they are maintained and monitored. But sometimes the issues are more serious.
In our current market, buyers have tremendous leverage. And that means a lot of yards (and streets) are being dug up these days for sewer line repairs.
